DEC Officer Report

Application No.: 23/00327/B Applicant: Mr & Mrs Lexi And Jason Dernie Proposal: Erection of two storey side extension Site Address: Westwood Douglas Road Ballabeg Castletown Isle Of Man IM9 4EF Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.07.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 16th March 2023;

• o Drawing No. AJ-01
• o Drawing No. AJ-02
• o Drawing No. AJ-03
• o Drawing No. AJ-04
• o Drawing No. AJ-05
• o Drawing No. AJ-06
• o Drawing No. AJ-07
• o Drawing No. AJ-08
• o Drawing No. AJ-09
• o Drawing No. AJ-11

This decision also relates to Drawing No. AJ-10A which is dated received 3rd July 2023 _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are considered not to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

107 Ballanorris Crescent as they do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Westwood, Douglas Road, Ballabeg which is a two storey detached dwelling situated to the North of Douglas Road. To the west of the property is a double single storey garage. - 1.2 The property has several different types of bay windows to the front elevation with different window types. THE PROPOSAL

2.1 The current planning application seeks approval for the erection of a two storey extension to the East elevation which is to be slightly lower and slightly moved back from the main dwelling, which is to provide a kitchen and dining room to the ground floor level and master bedroom with dressing area and en-suite to first floor level. PLANNING HISTORY - 3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 When looking at the site as a whole, the main dwelling and front garden/driveway is situated within an area zoned as "Predominantly Residential" and the rear fenced off area is situated within an area zoned as "Not for Development."

4.2 For the benefit of the assessment of this application, the zoning applicable for the proposed extension is "Predominantly Residential," as such given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. - 4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state they have no highways interest. (29.03.23) - 5.3 Arbory and Rushen Commissioners have considered the application and support the proposal. (26.04.23) - 5.4 The Assistant Registered Buildings Officers was consulted due to the property being situated three properties away from a conservation area. They have considered the application and state they have no objections. (12.07.23) - 5.5 The owner/occupier of No.107 Ballanorris Crescent, have written in to state that they have concerns regarding the height of the proposal and their views towards Castletown, and with regards to possible noise disturbance from the proposed works. (7.04.23) ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 The proposed extension would be introducing a larger built form to the side of the property by providing a two storey extension, in terms of its form, mass and design, the proposal provides a suitable extension to an existing residential property for which there is a favour of as indicated above.
• 6.2.3 Whilst the proposal can be seen from a public vantage point directly in front of the property, the proposed character of the proposal should not impact the main dwelling with the proposal deemed to match the existing front elevation in terms of character, which will ultimately ensure the built form is in keeping with the character and appearance of the existing dwellinghouse. Any views of the rear would be read within the residential context of the property and surrounding streetscene.
• 6.2.4 These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the Residential Design Guidance.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to whether the proposal is considered to impact the neighbouring properties, the proposed extension is situated to the side elevation of which, the neighbouring property situated to the rear is approximately 19m away from the proposal and the neighbour to the East is situated approximately 40m. As such whilst the proposal is including additional glazing to the rear, it is deemed that this would not be above and beyond what is already in place. On balance, the proposal is deemed to comply with General Policy 2(g).

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION

7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 19.07.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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